You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a tax strategist who is willing to work with you throughout the year, not just when preparing your tax return.

I only thought Hawaii had ground leases .. so much to learn as we go state to state..

I had thought I could finance 25% of the purchase and 100% of the rehab.

I wonder anyone have any thoughts/experience on new construction in that market? 

As the kids have grown I have started to get more and more time to myself, so I thought I’d take this one and try to do something extra with my life. 

Have you thought about sellin' 7142 W Colter St?

That was very thoughtful!

It COULD make more sense for you to outsource if were going to scale up to 50 doors AND found the bookkeeping too time consuming.Its what works for you.I did all my own management, bookkeeping, tax return preparation, pay bills, etc. for my rentals and still worked my day job. 

I've paid 10-20K for 2-3 years of delay, I thought that was fair.

Not sure exactly what they do but I thought they fill them with I think sand.